The Elephant In The Room Property Podcast | Inside Australian Real Estate

Chris Bates
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Who's really in control when you buy a property? The Elephant In The Room is where the things that no one wants to talk about, actually get talked about. Veronica Morgan, real estate agent, buyers agent and co-host of Foxtel’s Location Location Location Australia & Chris Bates, financial planner, mortgage broker and wealth coach have joined forces to find out what’s really going on in the world of real estate. Veronica and Chris talk to property owners and buyers every day in their respective lines of business. They’ve observed a wide spectrum of confidence in people’s decision making ability when buying and selling property, often to the detriment of the individuals concerned. They are both fascinated by consumer behaviour and together they’re going to uncover who’s really making the decisions when you buy a property. In each episode they get into the psyche of buyers, agents, auctioneers and other industry experts to learn the truth about how buyers are influenced and why they do the things they do. In every episode you’ll learn from the mistakes of a “property dumbo” as well as Chris & Veronica’s “elephant rider bootcamp” training session. The plan? This property podcast has been created to help us all make better property decisions!

  1. Multi-Generational Living: Legal, Financial, and Practical Realities

    6D AGO

    Multi-Generational Living: Legal, Financial, and Practical Realities

    Multi-generational living is becoming a more common response to the uncomfortable realities facing ageing parents and their adult children. With traditional aged-care pathways increasingly expensive, emotionally fraught, and often poorly understood, families are weighing up alternatives — staying at home, moving into residential care, or reshaping the family home through shared living arrangements and granny flats. In this episode, we look under the hood of multi-generational living to explore what’s actually involved. From legal ownership and estate outcomes to pension eligibility, Centrelink rules, and family dynamics, we unpack the decisions families are making — and the risks they often don’t see until they’re already committed. Our guest, Adriana Care, is Managing Partner at Coutts Legal and works at the coalface with families navigating these choices under pressure. She’s seeing a clear shift among the so-called sandwich generation toward property-based solutions for ageing parents — raising complex questions around money, fairness, control, and what can go wrong when good intentions meet poor planning. This episode isn’t about whether multi-generational living is right or wrong. It’s about understanding the legal, financial, and practical realities behind these decisions before they become permanent. Episode Highlights01:18 — Meet Adriana Care of Coutts Legal 02:08 — Is Aged Care Failing Modern Families? 03:47 — The Legal and Financial Risks Families Miss 05:25 — Why Families Choose Multi-Generational Living 15:31 — Retirement Living vs Staying at Home 20:50 — How Retirement Village Contracts Really Work 25:40 — What to Know Before Making a Family Move 28:10 — Inside Retirement Village Agreements 28:55 — Disclosure Documents Explained 29:40 — Rules and Regulations That Catch Families Out 30:52 — How Family Dynamics Shape Care Decisions 32:21 — Financial Elder Abuse: Legal Warning Signs 35:29 — Binding Financial Agreements Explained 37:46 — Pensions, Gifting, and Centrelink Rules 40:21 — Why Downsizing Isn’t Always the Answer 44:02 — Granny Flat Arrangements: Legal Traps 49:42 — A Real Case That Shows What Can Go Wrong About the GuestAdriana Care is the Managing Partner at Coutts Legal, where she specialises in aged care and elder law. She works closely with families navigating some of the most complex and emotionally charged decisions around ageing, care, and family living arrangements. Adriana advises clients on the legal and financial realities of home care, residential aged care, granny flats, and multi-generational living, with particular expertise in Centrelink rules, pension eligibility, and intergenerational asset arrangements. Working at the coalface, she sees first-hand how well-intentioned plans can unravel without clear structures, proper advice, and early conversations — especially for the sandwich generation balancing parents, children, and property decisions at the same time. Connect with AdrianaLinkedInCoutts Lawyers (Instagram) ResourcesVisit our website: https://www.theelephantintheroom.com.auIf you...

    51 min
  2. The Power of Place: How Architecture Impacts Our Well-being

    JAN 25

    The Power of Place: How Architecture Impacts Our Well-being

    What if our homes did more than just provide shelter? What if they could actually contribute to the health of the planet and the people living within them? In this episode, we sit down with Caroline Pidcock, a visionary architect and champion of regenerative design, to explore why Australia’s current approach to housing is falling short—and how we can change it. Caroline shares her deep expertise on the "Circular Economy" and why we must transition from merely being "less bad" to being "positively good" for our environment. We dive into the hidden health risks of poorly designed homes, the reality of building for extreme weather, and why the "bigger is better" mindset in Australian property is a trap. What we explore in this conversation: Regenerative vs. Sustainable: Why doing "zero harm" isn't enough anymore.The Circular Economy: How to treat buildings as material banks for the future.Health and Architecture: The impact of light, air quality, and materials on your daily well-being.Building Standards: A look at why Australian regulations are trailing behind global leaders.Retrofitting for Resilience: Practical ways to improve existing homes for a changing climate. Whether you are a homeowner, an investor, or simply curious about the future of our cities, this conversation will challenge you to think differently about the spaces we inhabit. Hit play to learn how we can build a future that thrives! Episode Highlights00:00 — Welcome: Rethinking How We Build 01:13 — Caroline Pidcock: Beyond Sustainability 04:18 — Fixing the Flaws in Modern Design 07:06 — Regenerative Design in Action 17:17 — Policy Shifts for a Livable Future 20:47 — Growth vs. the Environment 23:23 — Hard Lessons from Failed Developments 26:08 — How Our Cities are Evolving 27:47 — The Reality of Melbourne’s Planning 31:43 — Regional Living & Staying Connected 33:08 — Leading the Charge for Urban Change 35:49 — Simple Tools for Sustainable Living 37:20 — The Hidden Hurdles of Rezoning 40:54 — How Density Affects Our Communities 48:23 — Final Thoughts: A Legacy for the Future About the GuestCaroline Pidcock is a renowned Australian architect and advocate who has dedicated her career to sustainable and regenerative design. With decades of experience across residential and commercial projects, she is a past President of the Australian Institute of Architects (NSW Chapter) and the Australian Sustainable Built Environment Council (ASBEC). Caroline is a leading voice in the "Living Building Challenge" and is deeply committed to the principles of the circular economy. Her work focuses on creating spaces that are not only carbon-neutral but also enhance the biological and social systems they inhabit. Recognized for her leadership in climate action within the property industry, she continues to influence policy and practice to ensure a resilient and healthy built environment for future generations. Connect with CarolineCaroline Pidcock’s LinkedIna href="https://www.pidcock.com.au/" rel="noopener...

    50 min
  3. Simon Kuestenmacher: What Demographics Reveal About Housing and Economic Pressure Points

    JAN 18

    Simon Kuestenmacher: What Demographics Reveal About Housing and Economic Pressure Points

    Australia’s housing debate is crowded with loud opinions — but very little demographic reality. In this episode, we unpack what Australia’s population shifts are actually telling us about housing demand, cities, and economic pressure points, and why many of today’s dominant narratives fall apart when viewed through data. Demographer Simon Kuestenmacher joins Veronica and Chris to challenge the assumptions shaping housing policy, migration debates, and affordability discussions. From international students and skilled migration to household formation and labour shortages, Simon explains how population forces — not headlines — are driving long-term outcomes across property and the broader economy. The conversation explores why cutting migration won’t automatically ease housing stress, why median house prices are a misleading metric in a structurally unequal market, and why Australia’s system is quietly designed to support rising asset prices. Along the way, Simon reframes inflation, workforce shortages, and urban planning through a demographic lens that most investors and policymakers ignore. This episode is essential listening for anyone who wants to understand underlying demand, not just surface-level market movements. If you’re a property investor, owner, or decision-maker trying to make sense of housing, cities, and economic pressure in Australia, this conversation will sharpen how you think about the next decade. Episode Highlights00:00 – What Demographics Say About Housing Demand 01:12 – Why Population Data Beats Property Headlines 01:51 – The Migration Debate: Benefits and Misunderstandings 02:47 – International Students: Cash Cows or Future Workforce? 06:32 – Why Australia’s Skills Shortage Is Structural 13:44 – The Fiscal Reality Behind High Migration Numbers 17:36 – How Migration Policy Could Actually Be Fixed 22:03 – Why Migration Isn’t the Real Cause of High Prices 28:57 – The Integration Challenge for International Students 31:25 – Why Australia’s Economic Model Still Works 33:43 – Density, Sprawl, and the Real Cost of Bad Planning 45:01 – AI Will Push Workers Back Into Offices 48:34 – Why Demographics Point to Stickier Inflation 50:04 – Why Median House Prices Are a Misleading Metric 52:11 – The Big Demographic Blind Spots Investors Miss About the GuestSimon Kuestenmacher is a demographer and co-founder of The Demographics Group, where he specialises in population change, migration, generational trends, and how these forces shape housing, infrastructure, and economic outcomes. His work is widely used by governments, planners, and businesses grappling with long-term structural change rather than short-term noise. Simon is a regular media commentator, a columnist for The Australian and The New Daily, and host of the Demographics Decoded podcast. He is also the author of several books on maps and data and runs one of the world’s largest social media platforms dedicated to demographic insights, reaching millions each month. Known for translating complex population data into practical insight, Simon brings clarity to some of Australia’s most emotionally charged debates — including housing affordability, migration policy, and the future of work. Connect with SimonThe Demographics Group (website)LinkedIna...

    53 min
  4. Trust Lending, SMSFs, and the New Property Danger Zone

    JAN 11

    Trust Lending, SMSFs, and the New Property Danger Zone

    Property investing has rarely looked more seductive—or more dangerous. In this episode, Veronica and Chris unpack the growing gap between how property portfolios are being sold and how risk is quietly stacking up beneath the surface. As regulators tighten lending rules and banks pull back, the question isn’t whether the rules are changing—it’s whether investors are paying attention. The conversation dives deep into aggressive lending practices now under scrutiny: trust lending, SMSF borrowing, equity extraction, and the promise of “instant equity” through optimistic bank valuations. Veronica and Chris challenge the idea that buying multiple properties fast is a strategy, exposing how many portfolios are built on valuation certificates rather than fundamentals—and what happens when interest rates rise, rents soften, or lending conditions tighten. They also examine the uncomfortable incentives driving this behaviour: buyer’s agents rewarded for volume, brokers pushed to maximise borrowing capacity, and everyday Australians—often in their late 40s and 50s—being sold complex structures they don’t fully understand. From regional markets distorted by borderless buying to SMSFs loaded with illiquid property, the risks are not theoretical—they’re already unfolding. This episode is a warning shot. If your strategy relies on constant refinancing, rising valuations, or ever-looser lending, this conversation will force you to rethink it. Because when the cycle turns, the consequences won’t be shared evenly—and paper equity won’t save you. Episode Highlights00:00 — Introduction to Property Investing Risks 01:11 — Regulatory Crackdown on Risky Lending 01:46 — The Role of Buyer's Agents and Brokers 03:19 — Trust Lending and Self-Managed Super Funds 12:19 — Instant Equity and Market Manipulation 18:40 — The Pitfalls of Following Bad Advice 24:28 — Questionable Advice from Buyer's Agents 25:32 — Judging Awards and Industry Practices 26:16 — Vulnerable Investors and Risky Promises 27:13 — APRA's Role and Investor Lending Trends 29:31 — Superannuation and Property Investments 35:32 — Private Lending and Market Risks 42:53 — Cross Collateralization and Loan Structuring 48:54 — Conclusion and Final Warnings About the HostChris Bates is a mortgage broker and co-founder of Alcove, working with clients across Australia to help them navigate complex property and lending decisions. Known for his data-driven approach, Chris specialises in long-term strategy, lending structures, and helping buyers avoid costly financial mistakes. Veronica Morgan is a buyer’s agent and property strategist with nearly two decades of experience advising owner-occupiers and investors. With a background in research, data analysis, and on-the-ground buying, Veronica is widely respected for cutting through market noise and focusing on fundamentals, risk, and long-term outcomes. Together, they bring a practical, evidence-based lens to Australia’s property market — challenging assumptions and unpacking what actually matters. ResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auLooking for a Sydney Buyers

    49 min
  5. Australia’s Housing Incentives Are Backfiring

    JAN 4

    Australia’s Housing Incentives Are Backfiring

    Australian property prices are often treated as a national scoreboard—up means success, down means failure. But what if that assumption is wrong? In this episode, we interrogate one of the most polarising ideas in housing today: that Australia’s obsession with ever-rising property prices is doing more harm than good. Joining Veronica and Chris is Adam Schwab, founder of Luxury Escapes and a sharp, outspoken commentator on economics, inflation, and corporate behaviour. Coming from outside the property industry, Adam brings a contrarian lens to housing—questioning whether property has become an unproductive asset, how easy credit and government incentives have distorted prices, and why policies like 5% deposit schemes may be helping vendors more than buyers. The conversation digs deep into rental yields versus capital growth, the role of the RBA in inflating asset prices, and why high house prices don’t actually benefit most owner-occupiers. Adam challenges the idea that owning property equals success, arguing that Australia’s fixation on housing is crowding out productive investment, innovation, and long-term economic resilience. This is a robust, sometimes uncomfortable discussion about incentives, risk, and who really wins when property prices keep climbing. If you care about affordability, fairness, and the future of Australia’s economy — not just short-term price movements—this episode will force you to rethink what “good” housing policy actually looks like. Episode Highlights00:00 — Introduction to the Episode and Guest 00:56 — Adam Schwab's Contrarian Views on Property 01:37 — Debating Property Prices and Investment 02:49 — Renting vs. Buying: A Financial Analysis 05:43 — The Impact of High Property Prices on Society 19:02 — Monetary Policy and Housing Market 26:50 — Reverse Mortgages and Their Implications 27:32 — The 40-50 Year Loan Debate 28:31 — Government Policies and Housing Market 29:09 — Economic Logic vs. Political Motives 29:33 — Risks of New Property Incentives 31:22 — Banking System and Housing Bubble 33:41 — Immigration and Housing Affordability 35:28 — Leveraging and Property Investment 42:20 — Comparing Property to Other Investments 47:53 — Global Talent and Property Prices 49:51 — Concluding Thoughts on Property Market About the GuestAdam Schwab is the co-founder of Luxury Escapes, one of Australia’s most successful global travel businesses, which he helped scale into a billion-dollar brand. Beyond entrepreneurship, Adam has built a parallel career as a respected financial journalist and commentator, known for his sharp critiques of corporate behaviour, economic policy, and market incentives. He is also the co-host of The Contrarians podcast, where he regularly challenges mainstream narratives on markets, inflation, and government intervention. Unafraid to question sacred cows — including Australian property — Adam brings an outsider’s perspective grounded in economic fundamentals rather than industry orthodoxy. In this episode, Adam applies that contrarian mindset to housing, offering candid insights into why Australia’s property system rewards asset inflation over productivity, how easy credit fuels bubbles, and why policy settings may be entrenching inequality rather than solving it. Connect with AdamAdam’s LinkedIna href="https://www.instagram.com/adamjschwab" rel="noopener...

    52 min
  6. Understanding the Forces Shaping the Property Market in 2026

    12/28/2025

    Understanding the Forces Shaping the Property Market in 2026

    As 2025 comes to a close, property headlines are once again filling with bold predictions about what 2026 will bring. But rather than playing the forecasting game, this episode takes a more grounded approach — examining the forces already in motion and how they’re likely to shape buyer, seller, and investor behaviour in the year ahead. Chris Bates and Veronica Morgan unpack what’s really driving the market right now: persistently high interest rates, fast-rising lower-quartile prices, tight rental conditions, weak construction pipelines, and a supply side that simply isn’t recovering. They explore why listings remain constrained, how first home buyer incentives and investor lending are colliding in the same price brackets, and why borrowing capacity — not confidence — is doing most of the heavy lifting. The conversation also digs into buyer fatigue versus genuine market softening, the growing influence of global uncertainty on local decision-making, and why some cities and sub-markets may actually accelerate rather than cool. Along the way, they challenge the idea that 2026 will somehow be “easier,” especially for buyers waiting for perfect clarity before acting. If you’re considering buying, selling, upgrading, or investing in the next 12–24 months, this episode offers a clear-eyed framework for thinking strategically — without hype, predictions, or false reassurance. Episode Highlights00:00 – Introduction: Current State of the Property Market 01:04 – Factors Shaping the Market in 2026 01:48 – Interest Rates and Market Predictions 03:59 – Regional Market Variations 05:58 – Investor and First Home Buyer Dynamics 16:59 – Impact of Development and Zoning Changes 22:54 – Work from Home and Regional Market Trends 25:15 – Helping You Make Better Property Decisions 26:07 – Introduction to Property Moves and Finance 26:22 – Regional Markets Post-COVID 27:14 – Current Market Sentiment and Interest Rates 28:52 – Generational Wealth and Property Ownership 32:00 – Bank Lending and Credit Growth 36:51 – Auction vs. Private Treaty Markets 43:00 – Renovation Trends and Challenges 45:35 – Long-Term Property Investment Strategies 49:48 – Conclusion and Future Episodes About the HostsChris Bates is a mortgage broker and co-founder of Alcove, working with clients across Australia to help them navigate complex property and lending decisions. Known for his data-driven approach, Chris specialises in long-term strategy, lending structures, and helping buyers avoid costly financial mistakes. Veronica Morgan is a buyer’s agent and property strategist with nearly two decades of experience advising owner-occupiers and investors. With a background in research, data analysis, and on-the-ground buying, Veronica is widely respected for cutting through market noise and focusing on fundamentals, risk, and long-term outcomes. Together, they bring a practical, evidence-based lens to Australia’s property market — challenging assumptions and unpacking what actually matters. ResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - questions@theelephantintheroom.com.auspan class="ql-ui"...

    51 min
  7. What Agents Don’t Want Buyers to See: The Truth About Campaign Histories

    12/21/2025

    What Agents Don’t Want Buyers to See: The Truth About Campaign Histories

    In this episode, we pull back the curtain on one of the least transparent parts of Australia’s property market: sales campaign behaviour. From hidden campaign histories to shifting price guides and agent tactics designed to manufacture buyer momentum, most buyers are making six- and seven-figure decisions without the information they actually need. Today’s conversation digs into that gap — and the consequences of it. We’re joined by Henry Pedersen, co-founder and CEO of Homer, a proptech tool built to expose the data buyers never get to see. Henry walks us through what really happens behind the scenes of a sales campaign: failed auctions, withdrawn listings, guide price movements, and the patterns in agent strategy that can completely alter a buyer’s perception of value. We talk about why big data alone isn’t enough, how algorithms misread hyper-specific property nuances, and why more information doesn’t automatically mean better decisions. We also dive into the thornier realities: the structural incentives pushing agents toward underquoting, why buyers keep falling into the same traps, how state regulators are tightening their approach, and what transparency could actually look like if buyers had access to honest, unfiltered campaign histories. Henry also shares how buyer behaviour — from switching suburbs to chasing “hot” listings — is often influenced by information that’s incomplete or deliberately curated. Whether you're navigating the market for the first time, returning after a break, or advising clients professionally, this episode gives you tools to understand the battlefield. We help you recognise the signals buried inside campaign data, avoid being blindsided by agent strategy, and get clearer about where your expectations sit in the real market — not the one portrayed online. This is a must-listen for anyone tired of feeling outplayed. Episode Highlights00:00 — Introduction to the Hidden World of Property Market 01:28 — Meet Henry Pedersen: Co-founder and CEO of Homer 02:05 — The Birth of Homer: A Personal Journey 02:50 — How Homer Provides Transparency in Property Data 04:11 — Challenges and Insights in Property Data 05:13 — The Role of Historical Data in Property Decisions 06:39 — Navigating the Property Market with Homer's Tools 12:23 — User Experience and Adoption of Homer 14:06 — Future Developments and Features of Homer 20:07 — Queensland's Unique Real Estate Law 22:03 — Challenges of Property Valuation 23:27 — Agent Behavior and Market Strategies 25:04 — Leveraging Data for Better Decisions 33:44 — AI in Real Estate 35:38 — Property Dumbo Stories 38:14 — Conclusion and Final Thoughts About the GuestHenry Pedersen is the Co-Founder and CEO of Homer, a fast-growing proptech platform built to give Australian buyers real visibility into sales campaigns — including the data traditionally kept out of sight. With a background in data, growth strategy, and scaling marketplace businesses globally, Henry brings an outside-the-industry lens to one of real estate’s most persistent problems: information asymmetry. Prior to joining Homer, Henry worked in international markets building large-scale automotive data platforms, helping bring structure and transparency to vehicle marketplaces across Australia and the UK. His personal experience navigating Sydney’s overheated 2021 market led him to confront the frustrations buyers face: shifting price guides, opaque campaign histories, and the sheer workload required to track property activity manually. At Homer, Henry focuses on surfacing patterns in agent behaviour, guide-to-sale accuracy, campaign timelines, and other hidden indicators that shape buyer outcomes. His mission is simple: equip everyday Australians with the information professionals use —...

    39 min
  8. What’s Really Driving the Crisis? Eliza Owen Cuts Through the Noise

    12/14/2025

    What’s Really Driving the Crisis? Eliza Owen Cuts Through the Noise

    Australia’s housing market is creaking under pressure — record-low affordability, rising lower-end prices, and policies that keep boosting demand instead of easing it. In this episode, Cotality’s Head of Research Eliza Owen helps us zoom out and make sense of the contradictions shaping today’s market. We unpack why “years to save a 20% deposit” is the wrong metric, why income — not deposits — is the real barrier, and how the 5% deposit scheme pushes prices up by funnelling demand under strict caps. Eliza also breaks down the mismatch between the homes we build and how Australians actually live, alongside the collapse in turnover rates that concentrates buying power among wealthier households. If you want a clear, data-led look at what’s really driving the crisis — and why prices keep rising even as affordability falls apart — this conversation cuts through the noise. Episode Highlights00:00 — Introduction and Overview of Australia's Housing Market 02:18 — Government Incentives and Their Impact 04:17 — Challenges in Housing Affordability 10:16 — Policy Measures and Their Effects 12:18 — Affordability and Market Trends 17:55 — Turnover Rates and Market Stability 22:20 — The Case for Replacing Stamp Duty with Land Tax 25:28 — Mismatch in Housing Supply and Demand 28:19 — Challenges in the Rental Market 31:38 — Eliza's Departure and Reflections 34:42 — Global Perspectives on Housing Markets 38:51 — Affordability Metrics and Policy 42:33 — Underquoting and Auction Dynamics 43:36 — Conclusion and Listener Engagement About the GuestEliza Owen is the Head of Research at Cotality (formerly CoreLogic), where she leads national market intelligence and economic analysis across Australia’s property sector. Appointed in 2020, she brings more than a decade of expertise in affordability metrics, credit conditions, lending environments, and the economic pressures shaping housing performance. Eliza has guided industry leaders through some of the most pivotal moments in recent history — from the volatility of COVID-era markets to the rapid rate-hike cycle and today’s affordability crisis. Her work helps governments, banks, and real estate professionals understand the shifting forces impacting buyers, sellers, and renters, using rigorous data to illuminate what’s really happening beneath the headlines. A sought-after keynote speaker and trusted media commentator, she has presented to thousands across real estate, construction, banking, and finance, translating complex economics into clear, practical insights. Passionate about demystifying housing data, Eliza is recognised for storytelling that cuts through complexity and empowers Australians to make smarter, evidence-based decisions in an increasingly strained housing landscape. Connect with ElizaEliza’s LinkedInCotality Australia’s LinkedInCotality Australia’s WebsiteCotality Australia’s Facebook PageCotality Australia’s Instagram ResourcesVisit our website: https://www.theelephantintheroom.com.auIf you have any questions or would like to be featured on our show, contact us at:The Elephant in the Room Property Podcast - a...

    44 min
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About

Who's really in control when you buy a property? The Elephant In The Room is where the things that no one wants to talk about, actually get talked about. Veronica Morgan, real estate agent, buyers agent and co-host of Foxtel’s Location Location Location Australia & Chris Bates, financial planner, mortgage broker and wealth coach have joined forces to find out what’s really going on in the world of real estate. Veronica and Chris talk to property owners and buyers every day in their respective lines of business. They’ve observed a wide spectrum of confidence in people’s decision making ability when buying and selling property, often to the detriment of the individuals concerned. They are both fascinated by consumer behaviour and together they’re going to uncover who’s really making the decisions when you buy a property. In each episode they get into the psyche of buyers, agents, auctioneers and other industry experts to learn the truth about how buyers are influenced and why they do the things they do. In every episode you’ll learn from the mistakes of a “property dumbo” as well as Chris & Veronica’s “elephant rider bootcamp” training session. The plan? This property podcast has been created to help us all make better property decisions!

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